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    Escondido Retail Property For Sale Title is generated by Realmo AI

    1580 W Valley Pkwy, Escondido, CA 92029

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    For Sale
    $7,840,000

    Retail property in a central North County San Diego location.

    Type:Shopping Strip
    Property size:
    20,085 SF
    Price / SF:
    $390/SF
    Added:
    Apr 3, 2026
    Days on Market:
    65
    Last Refresh:
    Apr 3 at 5:38 am

    Property Features for 1580 W Valley Pkwy

    General Information

    Standard status
    Active
    Size
    20,085 SF
    Property subtype
    Shopping Strip

    Building Details

    Year Built
    1996

    We can help!

    Listing Contact
    Alvin N. Mansour
    Alvin N. Mansour

    Listing agent Alvin N. Mansour License #CA: 01391653, TX: 0606255

    Listing office San Diego Downtown Office

    Listing date Apr 3, 2026

    Source Marcusmillichap

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of San Diego Downtown Office

    HighLights

    • Prime location in Escondido, a central commercial and employment hub in North County San Diego.
    • Strong regional connectivity via Interstate 15, providing easy access to surrounding cities.
    • Proximity to major employment drivers such as Palomar Medical Center Escondido and California State University San Marcos.
    • Close to established retail and lifestyle destinations like Westfield North County and San Diego Zoo Safari Park.
    • High barriers to entry for new retail development due to largely built‑out surrounding neighborhoods.
    • Durable fundamentals supporting long‑term retail demand and stable real estate performance.

    Overview

    Located in Escondido, a central hub within North County San Diego, the subject property is approximately 30 miles north of Downtown San Diego. Escondido serves as a primary commercial and employment center for the region and benefits from strong regional connectivity via Interstate 15, providing direct north south access to surrounding cities including San Marcos, Vista, and Rancho Bernardo. North County San Diego is characterized by a diverse economic base anchored by healthcare, education, logistics, manufacturing, and municipal services. Major employment drivers within the area include Palomar Medical Center Escondido, one of the region’s largest healthcare campuses, and California State University San Marcos, which supports a substantial population of students, faculty, and staff. These institutions generate consistent daytime traffic and reinforce long-term economic stability. The area also benefits from established retail and lifestyle destinations such as Westfield North County, a dominant regional shopping center that draws consumers from across North County. Recreational amenities including San Diego Zoo Safari Park and Kit Carson Park further contribute to weekend and seasonal visitation. Escondido’s surrounding neighborhoods are largely built out, creating high barriers to entry for new retail development. Combined with continued residential growth in adjacent submarkets and limited new commercial supply, the region offers durable fundamentals that support long-term retail demand and stable real estate performance across market cycles. The property size is 20085 square feet.
    Location Intelligence

    Current Use by Public Records

    Spirit Halloween (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Gym & Fitness Center Daycare Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Escondido
    County
    San Diego
    State
    California
    Longitude
    -117.106712
    Latitude
    33.1088555

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    FAQs

    What type of property is this?
    Strip mall - Retail property in a central North County San Diego location.
    Where is this strip mall located?
    The property is located at 1580 W Valley Pkwy Escondido, CA.
    What is the asking price?
    The asking price for this property is $7,840,000.
    What are key features of this property?
    This property features: Prime location in Escondido, a central commercial and employment hub in North County San Diego.; Strong regional connectivity via Interstate 15, providing easy access to surrounding cities.; Proximity to major employment drivers such as Palomar Medical Center Escondido and California State University San Marcos.
    (858) 373-3184
    We can help!
    Listing Contact
    Alvin N. Mansour
    Alvin N. Mansour
    Real Estate License ID: CA: 01391653, TX: 0606255
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    1580 W Valley Pkwy, Escondido (San Diego MSA), CA 92029
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